HomeMy WebLinkAboutREGISTRY RIDGE SEVENTH FILING, REPLAT OF FILINGS TWO & FOUR - PDP - PDP140020 - DECISION - FINDINGS, CONCLUSIONS & DECISIONCITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: March 5, 2015
PROJECT NAME: Registry Ridge Filing 7
CASE NUMBER: PDP140020
APPLICANT: RC Ventures
10221 Prestwick Trail
Lone Tree, CO 80124
OWNER: BQ, LLC
Robert Quinette, Manager
10221 Prestwick Trail
Lone Tree, CO 80124
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for a
parcel of land located generally at the southwest corner of Shields Street and Trilby Road, to
combine a replat of the Registry Ridge Second Filing (now expired) with the Registry Ridge
Fourth Filing for a total of 11.8 acres. The PDP will add alley loaded single-family attached
dwelling units along Bon Homme Richard Drive and single-family detached lots at the south
property line, for a total of 74 dwelling units (56 single-family attached and 18 single-family
detached).
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Low Density Mixed-Use Neighborhood (L-M-N)
HEARING: The Hearing Officer opened the hearing at approximately 5:45 p.m. on March 5,
2015, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence:
(1) Planning Department Staff Report; (2) application, plans, maps and other supporting
documents submitted by the applicant; (3) a copy of the public notice; and (4) an email from
Rodney Albers dated February 26, 2015 (the formally promulgated policies of the City are all
considered part of the record considered by the Hearing Officer).
TESTIMONY: The following persons testified at the hearing:
From the City: Pete Wray
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From the Applicant: Robert Quinette, Jennifer Gardener
From the Public: Dennis Meader, John Lynch, Michael Pretz
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. The PDP complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The PDP complies with Section 3.2.1, Landscaping and Tree Protection, because
all public streets will be landscaped with street trees, and all open areas, streetscape
parkways, buffers and detention areas will be landscaped with turf grass, planting beds and
trees.
b. The PDP complies with Section 3.2.2, Access, Circulation and Parking, because:
the PDP includes an off-street 8' concrete pedestrian and bicycle path connecting Filing 4
to Filing 3 and Vinson Street, to be maintained by the existing homeowners' association;
all sidewalks in Filing 2 and 4 connect to Bon Homme Richard Drive; and the PDP
includes 2 parking spaces per dwelling unit in off-street garages.
c. The PDP complies with Section 3.2.3(C) and (F), Solar Orientation, because 71%
of the lots in the PDP are oriented within 30 degrees of an east-west line.
d. The PDP complies with Section 3.3.1, Plat Standards, because all lots access a
public street; the layout of lots, roads, driveways, utilities and facilities is designed to
enhance an interconnected street system and preserve natural features; and adequate
drainage, utility and access easements are dedicated.
e. The PDP complies with Section 3.5.1, Building and Project Compatibility, because
the PDP provides direct street and pedestrian connections to the remainder of the Registry
Ridge Subdivision, and the residential character is similar to the remainder of the Registry
Ridge Subdivision.
f. The PDP complies with Section 3.6.4, Transportation Level of Service
Requirements, because the associated transportation impact study concludes that the
increase in traffic will not result in unacceptable levels of service at key intersections, and
the PDP complies with the multi-modal transportation guidelines.
3. The PDP complies with the applicable standards contained in Article 4 of the Code for the
L-M-N zone district.
a. The PDP complies with Section 4.5(B)(2), Permitted Uses, because single-family
attached and single-family detached residences are both permitted uses in the L-M-N
District, subject to administrative review.
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b. The PDP complies with Section 4.5(D)(1), Density, because the PDP has a gross
density of 6.27 dwelling units per gross acre, and a net density of 9.72 dwelling units per
acre, less than the maximum gross density permitted and more than the minimum net
density permitted.
c. The PDP complies with Section 4.5(D)(2), Mix of Housing, because the PDP
features 3 housing types and a single housing type does not constitute more than 80% or
less than 5% of the total dwelling units.
d. The PDP complies with Section 4.5(D)(6), Small Neighborhood Parks, because
Registry Ridge Filing 5 included a neighborhood park, which was constructed in 2012 and
serves the entire subdivision.
e. The PDP complies with Section 4.5(E)(1)(a), Streets and Blocks, because the PDP
includes a street network that results in no block exceeding 12 acres.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP is approved as submitted.
DATED this 16
th
day of March, 2015.
_____________________________________
Kendra L. Carberry
Hearing Officer
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